We hope to to purchase with . We have called around locally but am unable to find a Shelfield conveyancing firm on the approved list. Please you help?

Please do make the most of the find a lender approved solicitor tool on this site. Pick the mortgage company and type Shelfield or your location and you will be presented with numerous conveyancers located in Shelfield or near you.

Forgive me if this question is silly but I am new to the house moving as a 1st time buyer of a two bedroom flat in Shelfield. Do I pick up the keys to the house on completion from my solicitor? If this is the case, I will use a High Street conveyancing solicitor in Shelfield?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the owner’s lawyers, and once they have received this, you should be invited to pick up the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.

It is not clear whether my bank requires a lease extension. I have telephoned my Shelfield bank branch on numerous occasions and was reassured it wasn't an issue and they would lend. My Shelfield conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they would not lend based on their published requirements. Who do I believe?

Your has to comply with the Council of Mortgage Lenders’ Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

After months of negotiation I have agreed a price on an apartment in Shelfield. My mortgage broker suggested a . I paid an advanced payment of £150. Not long after, the contacted me sheepishly admitting that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

We are downsizing from our house in Shelfield and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Shelfield conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed a national conveyancing practice as opposed to a conveyancing solicitor in Shelfield. Having lived in Shelfield for six years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek confirmation need.

It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

Have completed on a a semi-detached house in Shelfield , What is the estimated time for the Land Registry to register my ownership? My Shelfield conveyancing solicitor has been painfully slow, so I want to be certain the land registry aspects are addressed.

There is nothing unique when it comes to conveyancing in Shelfield registration formalities. Rather than based on location, timeframes can vary according to the party submitting the application, whether it is in order and whether the Land registry must send notices to any third persons or bodies. Currently approximately 80% of submission are completed within two weeks but some can be subject to extensive hold-ups. Registration is effected once the purchaser is living at the premises so registration formalities is not typically top priority but if it is urgent that the the registration takes place urgently then you or your conveyancer must contact the land registry and explain the circumstances.

I am buying my first flat in Shelfield with the aid of help to buy. The builders refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not to tell my conveyancer about the deal as it may put at risk my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.